[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6056326,"mediaKeyId","3310550-ea8826b3e43bc9310dd9c1a17ccc0b51","parentId",3310550,"title","Planning commission reviews proposed Craft Industrial zone for Basalt Creek; staff to refine permitted uses and residential rules","audioSeconds",484,"startMs",3520000,"endMs",4004000,"viewUrl","/Search/View?dp=1&key=3310550-ea8826b3e43bc9310dd9c1a17ccc0b51&start=3520&end=4004","thumbnailUrl","https://assets.pipeline.soar.com/3310550-ea8826b3e43bc9310dd9c1a17ccc0b51/thumbnail_3520000.jpg","articleUrl","/articles/6056326/Wilsonville/Clackamas-County/Oregon/Planning-commission-reviews-proposed-Craft-Industrial-zone-for-Basalt-Creek-staff-to-refine-permitted-uses-and-residential-rules","mediaUrl","https://secure.pipeline.soar.com/6056326-a26a9fc5c20d7c41f11d215bc5e17a6a/orig.mp4?Expires=1770443045&Signature=TG80dvqLh-f-w5XpaCfEifQrSdUeLGwe40s-qsORHn7vPud2gUorkNHEVUDOYIZx6As2ihABOfByqaBOCW1e2ozKjO3gtCrmzC0MyQBa3o2qzBVQHgAKBzIaC2eZ0ySjwTsp2VQF-6I3AqpwYivCNHhSiZveQw4ISeUzAduqWlx4nntLlwUrUgV3MZYF7GzXRNdI08tugjV7OXMK~0WkDZvNhn77e1JGbS3BTj2ZhAenx7JYx4tzrfga~FAkoUUOVtMTx0q7HJbfayHpeTchf2nOlSp55uuwDHk84EIF0D0kHcb8DsI0ZLKLkVxonOAMe80tOPjQ7dzjkU7NZX7ZWg__&Key-Pair-Id=KUT5TJCACFTXG","author","City Council of Wilsonville, OR","date","2025-05-14T03:36:57Z","article","Wilsonville planning staff presented a draft Crafts Industrial (CI) zone for the Basalt Creek concept area at a May 14 work session and asked the planning commission for guidance on purpose language, permitted uses, and how to treat existing homes and limited residential uses as the area evolves.

Why it matters: Basalt Creek is a planned employment area in Wilsonville’s urban-growth boundary. The CI zone is intended to accommodate a mix of small-scale craft, maker and specialty production uses on narrow parcels while allowing a regulated residential component (live/work and business-integrated dwelling units) and limited small-scale retail that supports local employment.

Staff presentation and site context

Associate planner Cindy Lukssoy (presenting with Jan Pauley) described the CI study area as eight properties west of SW Boones Ferry Road, just south of the planned Basalt Creek Parkway. Parcel sizes range from about 0.5 acres to 8 acres with an average near 5 acres; much of the land is constrained by the Basalt Creek Canyon overlay and existing residential development is concentrated on the eastern side of the area. Lukssoy said early-phase growth is likely to feature home-based businesses, adapted garages and accessory-structure workspaces; over a longer horizon (she described “perhaps 10 to 20 years”), purpose-built small commercial structures and maker spaces could become more common depending on market forces and lot consolidation.

Staff framed the CI zone as a flexible transitional district intended to allow a range of small-scale production, industrial-office, laboratory, business-integrated dwellings and limited retail or service uses that support local employment. Staff cited regional examples (Southeast Portland’s maker clusters and the Hood River waterfront) as possible models for later-stage redevelopment.

Commission feedback and open questions

Commissioners asked multiple clarifying questions and raised the following points for staff refinement:

- Permitted uses vs prohibited list: Several commissioners suggested the code might be clearer if it specified limited prohibited uses rather than a long, specific permitted-use list, or at least used consistent specificity so the district can accommodate new technologies and future unforeseen uses.

- Contractor establishments and outdoor storage: Commissioners asked whether contractor facilities (e.g., laydown yards) should be explicitly excluded or limited; staff recommended performance standards for outdoor storage rather than an outright ban in all cases and said small-scale contractor offices with limited outdoor storage could be appropriate in some locations.

- Retail/service size and Title 4 constraints: Commissioners asked about the intent behind size limits for retail and services (5,000 sq ft per building and 20,000 sq ft per multi-building development in the draft). Staff noted those limits reflect Metro Title 4 concerns about preserving industrial land and limiting daily-customer retail footprints in industrial districts.

- Residential treatment and existing homes: Commissioners asked how the code will treat existing residences inside the CI area. Staff said the draft envisions limited residential tied to business uses (live/work or business-integrated dwelling units) rather than unconstrained new detached residential subdivisions. Staff agreed to clarify whether and how existing single-family houses on parcels would be legally conforming, grandfathered, or allowed to remain during phased transition.

- Height and intensity: Commissioners discussed building height and neighborhood compatibility. Staff noted example areas included two- and three-story mixed buildings; staff will analyze appropriate height limits and buffering to ensure the zone functions as a transition between residential and larger industrial areas.

- Food-related uses: Commissioners asked whether food production, commissary kitchens, or food-cart infrastructure would be allowed; staff noted those uses are consistent with small-scale artisan food production and will refine use categories to clarify whether mobile vendors, commissaries or permanent food-service outlets are permitted and under what conditions.

No formal decision was required at the work session. Staff said they will refine the CI zone purpose statement and the permitted-use table, clarify how existing residences will be treated, reconcile the level of specificity in the use list, and return with draft code language at a future hearing.

Provenance: Staff presentation and the commission’s questions spanned the work session segment on the Basalt Creek/Craft Industrial item; the planning manager and associate planner led the presentation and commissioners discussed permitted uses, Title 4 implications and residential treatment.

Ending: Staff will revise the draft CI zone language to address the commission’s questions about permitted uses, contractor-related operations, retail size limits and residential status before bringing a formal code amendment back for public hearing and decision.","mediaType","Video","parentTitle","Planning Commission Meeting, May 14, 2025","oneSentenceSummary","Staff presented a draft Craft Industrial (CI) zone tailored to Basalt Creek and asked commissioners for direction on the purpose statement, permitted uses, and how to treat existing homes and limited residential uses.","taxTitle","Wilsonville, Clackamas County, Oregon","taxId",70310,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6056331,"Wilsonville planning commission recommends adoption of Housing Our Future reports to city council",2636,901000,3537000,"/Search/View?dp=1&key=3310550-ea8826b3e43bc9310dd9c1a17ccc0b51&start=901&end=3537","https://assets.pipeline.soar.com/3310550-ea8826b3e43bc9310dd9c1a17ccc0b51/thumbnail_901000.jpg","/articles/6056331/Wilsonville/Clackamas-County/Oregon/Wilsonville-planning-commission-recommends-adoption-of-Housing-Our-Future-reports-to-city-council","https://secure.pipeline.soar.com/6056331-bafe5d8ed6ef04d660915683926ba59c/orig.mp4?Expires=1770443045&Signature=CbeMNVWew6~OGI5PQ0UwGvkhmXOyQH4f7HrmNGqOZil4EFN5rfFycA9GtU5p6DPkBXhq4nn-FC5La9nfHncQzmPnEA4zvI7QNgQ0IyYobmKhWIA4bCyEz3RGWJOqGK8xRDf4hevRhESj8mtuBOosV~Fg9jcN9zuKONgT-EushFHzf~bCkCW1E6XDu7rGusG831TV0Q0IXnT7Y4c8rAXqDDp0~ApgUR8u~DDNSY29GcmesHiLVhRK-bUaITsnAAwJxvTUXdNlRCGuFlsckS6myfp8EA8pvMdGGoM4SI6O4Lo1~kva2~49xZ9v5lPhBoFkVHi1lVeOt7eKR1Ht0aYHXw__&Key-Pair-Id=KUT5TJCACFTXG","Wilsonville Planning Commission on May 14 voted unanimously to recommend that the City Council adopt the Housing Needs and Capacity Analysis (HNCA), the Housing Production Strategy (HPS) and related comprehensive-plan text amendments, endorsing staff’s recommendation and asking for corrections to acknowledgements in two attachments.

The recommendation, put forward by Commissioner Ron Heberlein and seconded by Commissioner Sam Skoll, was recorded as a motion to approve “resolution LP25-0001 recommending the city council adoption of the housing needs capacity analysis, housing production strategy, and related comprehensive plan text amendments, including updates to the acknowledgments in attachment 1 and 2 to update the planning commission chair and add any additional former commissioners that were not included.” The motion carried unanimously.

Why it matters: The HNCA and HPS are the city’s statewide-required, forward-looking housing planning documents. Staff told the commission the HNCA estimates how much residential growth Wilsonville must plan for over the next 20 years and the HPS lists actions the city will take over the coming six-year implementation period to support housing production and fair housing outcomes.

City planning director Miranda Bachel opened the public hearing and described the package as “a really important milestone for the city.” Senior planner Kim Reybold and consultant Beth Goodman (Echo Northwest) presented the technical reports, which staff included as attachments to the staff report and proposed adopting the HNCA as a subelement of the comprehensive plan and the HPS as a standalone strategy.

Key findings and context

- Buildable land and capacity: Staff reported about 269 acres of buildable land in the city, most concentrated in the Frog Pond area. Using Metro’s forecast, the HNCA estimates about 2,815 new housing units are expected over the next 20 years; staff said the city’s existing land base has capacity for roughly 3,600 new units, leaving a modest surplus of capacity primarily for single-unit and “missing middle” housing types.

- Housing mix and redevelopment dependencies: Staff emphasized that much of multifamily capacity is tied to redevelopment in the town center; the city will reassess capacity at the next housing analysis cycle if town-center redevelopment does not occur.

- Affordability and cost burden: Presenters described affordability pressures countywide and locally. The staff presentation noted roughly 55% of renter households are cost-burdened (spending 30%+ of income on housing) and about 29% are severely cost-burdened (50%+), while owner households have lower cost-burden rates.

- Income bands and production needs: The HPS focuses actions on producing housing affordable to households below 80% of area median family income (MFI). Staff told commissioners that housing affordable below 60% of MFI typically requires subsidy or income-restricted development because the private market rarely builds to that level without support.

Staff recommendations, monitoring and schedule

Staff recommended the commission forward resolution LP25-0001 recommending council adoption of the HNCA, HPS and the code/text amendments that would list the HNCA as a comprehensive-plan subelement and make limited edits to the residential development chapter. Staff explained the HPS is designed to be implemented over a six-year period and that monitoring indicators are listed in Exhibit 18 of the HPS and can be incorporated into the city’s annual housing monitoring program.

Commissioner questions and edits requested

Commissioners pressed staff on monitoring and implementation: Commissioner (Yana) Semenova asked whether the city will set specific production targets; staff replied the city is not held to state targets but could treat the HNCA’s household projections as local targets and incorporate monitoring indicators into annual reports. Commissioner Heberlein requested corrections to the acknowledgements in attachments 1 and 2 (to reflect the current planning commission chair and include former commissioners who participated); staff agreed to correct the attachments before forwarding the package to council.

Action and next steps

The commission moved, seconded and voted to recommend adoption, with the explicit instruction to staff to update the acknowledgements in attachments 1 and 2. The motion passed unanimously. The planning commission’s action is a recommendation to city council; council retains final authority to adopt the HNCA, HPS and related comprehensive-plan amendments.

Provenance: The staff presentation and public-hearing discussion for the Housing Our Future project began with staff introduction and presentation (Miranda Bachel, Kim Reybold, Beth Goodman) at the start of the public hearing and concluded when the commission closed the hearing and voted to forward resolution LP25-0001. Key excerpts of the public record include staff remarks introducing the HNCA and HPS and Commissioner Heberlein’s motion to forward the resolution.","The Wilsonville Planning Commission voted unanimously May 14 to recommend that city council adopt the Housing Needs and Capacity Analysis and the Housing Production Strategy, and related comprehensive-plan text amendments, with a directed edit to acknowledgements in two attachments.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6056322,"Planning commission backs three-tier approach for CFEC parking standards; staff to refine solar/canopy options",612,7321000,7933000,"/Search/View?dp=1&key=3310550-ea8826b3e43bc9310dd9c1a17ccc0b51&start=7321&end=7933","https://assets.pipeline.soar.com/3310550-ea8826b3e43bc9310dd9c1a17ccc0b51/thumbnail_7321000.jpg","/articles/6056322/Wilsonville/Clackamas-County/Oregon/Planning-commission-backs-three-tier-approach-for-CFEC-parking-standards-staff-to-refine-solarcanopy-options","https://secure.pipeline.soar.com/6056322-ae3d7f619d8d58e127290ae300ffaaa7/orig.mp4?Expires=1770443045&Signature=AW4yHlg4LTyA3UuKdmN3CPRd6TtLh3qtKEmwZktYq1IciUMEu1Pjr-00PmqlKWB52BVudW1U1PJX8xDwDJOMguCBHdW~YhjD-QxtyBNAfQFjnYUDdon1QZoXPXkXjO45ohImtaKCAgX7q~KF-tc2Ul8uOMRBVriVbVKmA~4fF6F910E15hS-CBfQ3HBSha7rEp6xt6pxOttxLfY4gQTVs5vIXlnytC6RHVJfiOtLHMWjcx7RKzUkW58A9vPaJHRdkDo~ltp06oVpgCkYa-qvcS2VEXfweYKyaR205QXZTQpsz2lpytDDCZ01W78hPVrSmSEOUw3zoTBZN5rB7wIWmQ__&Key-Pair-Id=KUT5TJCACFTXG","Wilsonville planning staff asked the commission May 14 for feedback on draft development-code revisions to bring city parking-lot standards into alignment with Oregon’s CFEC rules. Staff and commissioners agreed on a three-tiered approach (less than 40 spaces, 40–200 spaces, and more than 200 spaces) and asked staff to refine language governing tree canopy, interior planting and the option to use on-site solar as partial alternative compliance.

Why it matters: The CFEC program sets climate-focused standards for new parking areas in Oregon. Key differences between existing Wilsonville standards and the CFEC rules include the CFEC threshold for enhanced requirements (40 parking spaces) versus Wilsonville’s current enhanced-threshold of more than 200 spaces, and CFEC’s baseline canopy requirements with limited allowance to substitute solar generation for part of required canopy.

Staff presentation and proposed approach

Planning manager Dan Polley reviewed the city’s existing parking-lot requirements (screening, landscape area and tree-to-space ratios; enhanced standards for large lots) and identified the primary compliance gap: CFEC’s mid-tier threshold at 40 spaces. In response to commissioner feedback the project team proposed a three-tiered compliance structure:

- Lots under 40 spaces: continue to follow current city standards.
- Lots with 40–200 spaces: apply a tailored set of enhanced standards that meet CFEC’s intent but account for land-use trade-offs cited by commissioners.
- Lots over 200 spaces: continue to follow the city’s existing enhanced standards (already consistent with CFEC high-tier requirements).

Tree canopy, solar and alternative compliance

Staff explained the CFEC baseline canopy target is 30% tree canopy for parking areas; the city’s existing enhanced standards currently require about 40% canopy for larger lots. CFEC allows limited alternative compliance where a portion of the canopy requirement can be met by on-site solar generation under defined calculations; staff’s draft implements the CFEC-compliant option where 0.5 kilowatt of on-site generation can substitute for one parking-space-equivalent of the canopy calculation (consistent with CFEC language staff cited).

Commissioner input and clarifications requested

Commissioners broadly supported the three-tier approach and discussed several technical points:

- Location of canopy: A commissioner asked whether trees planted along the right-of-way or edge of a site count toward the parking-lot canopy requirement; staff said canopy that overhangs the parking area counts toward the parking-lot canopy but street trees wholly outside the lot do not except where the canopy extends over spaces.

- Interior planting percentage: Commissioners questioned a draft requirement that at least 25% of required trees be planted in the interior of parking areas (rather than only at perimeters); staff said the 25% interior requirement is existing code language or CFEC-derived and offered to follow up with citations.

- Solar versus rooftop versus covered parking: Commissioners noted trade-offs: on-site solar over parking stalls can provide shade similar to trees and is a practical location for solar, but rooftop solar may produce equivalent emissions reductions. Staff noted CFEC allows specific solar substitutions and the draft implements those options. Commissioners encouraged staff to ensure code language does not unintentionally disincentivize on-site solar or make compliance disproportionately complex.

- Street-like features and acreage thresholds: Commissioners asked about references to acreage (a three-acre threshold in existing code) versus number-of-space thresholds. Staff explained the code contains legacy language that uses acreage in one standard and will reconcile the differing thresholds as the code is finalized.

- Performance and species selection: Commissioners advised against listing specific tree species in the development code; staff agreed to keep species selection at the design/landscape standard level and maintain performance-based canopy requirements.

Next steps and public hearing

Staff said they will refine the draft code to address commissioner feedback, check citations for CFEC-derived provisions (for example the 25% interior-tree requirement and the 0.5-kW solar substitution rule), and present the edited amendments at a public hearing next month.

Provenance: The CFEC parking-design presentation opened with Planning Manager Dan Polley’s overview of thresholds and canopy/solar options and concluded with commissioner discussion and staff commitments to refine draft code language prior to a public hearing.

Ending: Commissioners generally supported the three-tier approach and asked staff to refine the code language so the solar/canopy alternative is clear, implementable and does not discourage solar installations or reduce on-site canopy by default.","Commissioners signaled support for a three-tier approach to align Wilsonville parking-lot design rules with Climate Friendly and Equitable Communities (CFEC) requirements, and discussed trade-offs between tree canopy and on-site solar as partial compliance.","actionData","errors"]

Article not found

Planning commission reviews proposed Craft Industrial zone for Basalt Creek; staff to refine permitted uses and residential rules

Wilsonville planning commission recommends adoption of Housing Our Future reports to city council

Planning commission backs three-tier approach for CFEC parking standards; staff to refine solar/canopy options